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Search Results 0 to 49 of about 5,928 (some duplicates have been removed)
believed to be located outside the united states." now if the government wants to engage in electronic surveillance targeting a united states person for foreign intelligence purposes, it must go back to the fisa court and it must get a specific order from that court. in an emergency the surveillance can commence before the court order is issued, but the government still must have probable cause to believe that the united states person is an
to talk to you today. you had asked for general information about the number of units in our program and who is in our units? so briefly, we have approximately 1280 completed units in our bmr program. of those approximately 860 are ownership units and 420 are rental units. again i have all of this on a handout that i will give for you for a total of 1280. we have an additional 1200 units in the pipeline that are ready to go. of those the percentage of rental and ownership still shift as we go through the development process. in the past as miss egan mentioned, ownership units used to be the majority to be produced. you had also asked a little bit about the demographics especially in terms of race and ethnicity as to who is in our units. so we took a snapshot and looking at who is our rental and ownership households of december, 2012 and compared that to the relevant citywide distribution of race and ethnicity. so let me start on the rental side. it turns out that the number of households of color in our bmr program overall is actually overrepresented. there is a larger percentage o
, as well as consumer credit outreach. there are additional barriers to access those units. whenever anyone contact ours offices and said can you contact about bmr us about opportunities, everybody gets an email blast about an opening in the program. we approved the marketing plans of each of the development s where developers post on craigslist and other publications. we have also been attempting to assess what more we can do? clearly the numbers on the rental side, i think, we're rear view mirrorly relatively happy with. on the ownership side we have been working with our homeownership counseling groups to determine what is it that proves to be the stumbling block? one is the timing to actually successfully apply. we have attempted to do, i think, a better job with the outreach opportunities to make sure there are families that are able to apply. we can always do better with that. but what we have been noticing more is that for many of the families the credit readiness. so even if we can get people in and of course for the unit as miss egan described you have to go through a lottery pro
even if we can get people in and of course for the unit as miss egan described you have to go through a lottery process. so even if someone is picked no. 1 or no. 2 in the lottery, it's often the credit readiness of the credit scores and it's something that you can usually fix within two, three weeks. it takes months and sometimes longer to clean up that credit. what we have now shifted towards is expanding what was more traditionally thought of as homeownership counseling. they themselvess have recently shifted their model and so homeownership is one tool towards the larger picture of financial literacy and asset-building. because if you don't have that credit score you are not only to be able to fulfill your credit requirements for homeownership and even rental. the tricky thing we found for any financial literacy program, for it to be effective, people usually only attend those courses when it's linked to an imminent financial event such as i want to buy a house. it's difficult to bring someone in to say a year from now you might be ready to buy and house and let's work on your cre
that explicit and we added the phrase for those units not able to save, "the owner must make good-faith efforts to ensure that before any modification to the sale price is made, that the owner during a six -month period is making a good-faith effort to sell the unit under the current program." similar to the first point, we're clarifying that the bmr rental pricing is at 65% ami, also having included a range in the earlier version. we're provide something flexibility in terms of the annual certificate if he annual certificate if he annual certificate if he xinc c: program filesxinc c: stenoprogram filesxinc c: stenoprogram filesxinc c: stenoprogram filesxinc c: ificate.trn /r/t}{( recertification of income. the fourth point compliance is referenced to the land dedication to give additional instruction to the planners to identify in the review process whether the land dedication applies to a single site or multiple sites in cases where there are multiple parcels being dedicated under the land dedication model. also under the land dedication model, we make clear that the approval letter that moe
, adding section 318 to put a cap on the number of efficiency dwelling units, as defined in the building code, that can be constructed with reduced square footage unless the units are group housing, affordable housing, or student housing; 2, amending section 135 (d) and adding section 135.4 to impose open space and common space requirements on efficiency dwelling units with reduced square footage; and 3, making environmental findings, planning code section 302 findings, and findings of consistency with the general plan and the priority policies of planning code section 101.1 -- with reduced square footage. >> thank you. and the sponsor supervisor scott wiener. >> thank you, mr. chairman. today is planning code legislation to the efficiency unit legislation that has already been heard in this committee that other legislation which is at the board of supervisors on tomorrow's agenda is a building code amendment. the companion legislation before us today is a planning code amendment. this legislation is being considered as a committee report, that it can be heard tomorrow as well, and dovet
of percentages of ami are they using for their rental and housing or ownership units? are they similar to ours? are they lower percentages? well, there is an ami level and there is also the 15% on-site and 20% offsite? >> i'm afraid i can't comment on that. i am not familiar with inclusionary programs in other jurisdictions. >> that is a problem for me, because when i am asked to vote on this, i have to know what other places are doing and i think you are doing a good job, but i don't think i can support it at that point, because i really don't have all the information. if it comes up in the future, i would like to hear about it. >> i also want to thank you on your presentation and wanted to ask mr. chue, the data that you gave us today kind of illuminated the need for more education or focused on credit scores, as you said. what do you think, and you mentioned working with the groups that are in community such as metta. what do you think is a timeline for working through that process? it may be preliminary to ask, but what are some ideas? would it be new programs that would come out of it
1200 bmr units, do you know where most of those are in the pipeline? are those projects approved and not just constructed? >> maybe i will call up our data folks here. >> my understanding is that when we pulled that -- i will have to get back to you on that -- that they are all projects that are is gone through the entitlement process and are in various stages of construction. it bonte go wouldn't go back to all. >> how many -- out of curiosity, it's like a doubling of our numbers and i want to know how much time was that? >> i think last time i spoke with miss egan, she thought that 1200 would be for market-rate development. >> it would depend. >> so those projects that we're contemplating? great. commissioner antonini, i would move to adopt? >> second. >> commissioner antonini? >> yes, as you know, there is a statewide requirement to provide housing for all income levels and in particular county or cities. but it does not necessarily have to be inclusionary housing. i mean, you can use other methods of doing it. from what i understand, and maybe you could comment
's impressive over the life of the program. i think you heard a lot of numbers, 1200 units,. that is a good track record. as you all know the housing trust fund was a big package. and within that, and i think really smartly, we don't see it as a giveaway, but we see it as a very intentional and thoughtful policy. it incents on-site bmr to the developer for exchange to producing units, bricks and mortar, permanently affordable housing and developers are rewarded for that. so we should see an increase in the number of bmrs because of that. there is also a piece of trailing legislation that will come before you presumably in the 1st quarter of next year. we think it's a smart idea to make sure that the program is as successful as possible. the idea is to allow more of a range of pricing both of the rental and for-sale, up to a cap, dealing with the low and moderate income categories and then basically vary the number of units that are required, according to the pricing. so you are still getting the same obligation in terms of cost, but you are allowing more variety of the pricing. again, s
mr. adams stated. gemly you are not allowed to use subsidized units for your inclusionary units unless you are a california debt limit allocation project using 4% credits. so that will be in your next all right, but it's also reflected in this new procedures manual. so it's a small technicality, but for some projects, you will be able to have a slight subsidy, but you have to provide more units at deeper affordable. >> commissioner borden? >> i wanted to thank you -- i was one of the commissioners who asked for a lot of this data and i do hope that you work more around the issue that you talk you ed about. it seems like that fica score issue would be a problem and i understand it could be a problem with public housing as well and that is something that we need to be more proactive in working with tenants. and so i don't know to the extent that the housing trust fund legislation, i don't think it ever really dealt with that issue, but it might be something to look at from a larger policy standpoint. >> certainly. >> so i appreciate that. in terms of the pipeline of the 120
a lady who bought a couple of units and wanted my opinion years ago. she had an old victorian with an old brick foundation. she was absolutely convinced that the foundation had to be concrete and had to be concrete tomorrow. it was the first thing she did. she had different people, and look at the way she could do it. someone convinced her she should really be fit up and do it to the degree that she could add another unit or another living space down the line it see -- if she so chose. against my advice, she probably spent over $100,000 on pouring concrete down there. it sits there as an empty shell of a basement, which is sort of useless, really. i think you can get expert opinions from many different people, and the value question is a different question than an expert opinion on a particular subject. the value question is a question of the value of the property. is it over-improving? sometimes the contractor will tell you otherwise. the value is probably for a salesperson. >> that is something john wrote out. what value? value to you? value to the appraiser who comes in in one month? v
these smaller efficiency units can be one of the many solutions to help address the housing affordability crisis that we are experiencing here in san francisco. san francisco has a desperate need for housing across all income levels and particularly in the work force, student housing and other populations. the underlying building code amendment, which is the companion legislation to the item before us today, promotes in my view housing affordability by design, reduced costs for conception are passed on in the form of low rents. and this can be done without subsidies. while we do have a very robust subsidized affordable housing program in san francisco, of which i am extremely supportive, it is not by itself enough. the smaller units will be an attractive and affordable option for people entering the work force, for students, for transition-age youth, for the formerly homeless, for seniors, and for various kind of housing, market rate or not market rate. as many as 40% of san francisco households are single people. this could be a great and much more affordable option for the
and moderate income categories and then basically vary the number of units that are required, according to the pricing. so you are still getting the same obligation in terms of cost, but you are allowing more variety of the pricing. again, smart stuff. just to conclude, the inclusionary housing program is an essential part of your housing policy and we're glad to seing that the mayor's office of housing putting in the effort and thank you folks as well. >> thank you. any additional public comment? seeing none, commissioner antonini? >> mr. cowan spoke precisely of what i brought up on a number of instances and that is why i wasn't supportive, because i wasn't really clear on levels. this level that could float in certain instances say for example you brought the ami to 120-140 percentile, but you have to produce a higher percentage because your subsidy is less. so therefore, you begin to address the middle-class, because you get a couple of city employees, particularly if they are in public safety, and they are way above the levels that would be allowed by this program. they good to
is ann thornton and i am making these statements as i have an interest in the unit across the street, 129 and 131 fillmore street. and i would like to argue against giving more time on this garage. on 20 -- 10-24 the board -- thiferred extension to construct his garage. appellant is claiming his disabilities justify construction of the garage and explain why p4he's taken so long to move on[" our position is that the reason he did=" project was not due to his disabilities but working on his illegal conversion of a three unit building to a hotel a change he got approved after the fact of they& controversial before the planning commission in september 2011. when the commission split on the ex-facto approval of the post conversion of his building to an sro. by the way it was not a unanimousgzj9 hearing. our reasons for joining appellant !z deborah stott and reviewing the variance are these. this building permit was based on the assumption that the three story automatic garage was a separate structure and add
determination was upheld by law. the regarding the legal dwelling unit. my understanding commissioners hurtado and honda have reviewed the video there for this hearing and are >> that's correct. >> good evening. my name is alan sowle. we're here because extraordinarybb:z<éf";f circumstances exist and rehearing is needed to prevent injustice because new acheddgg:z"y different facts and circumstances have been discovered relevant to the hearing officer's determination on thiso p0ñ matter. you might remember, those of you that were here before, that this was a -- the originalv of noe valley. in 1988 a building permitted was issued to reduce this from( rv three units down to two units. and a notice of special restrictions were recorded but recorded against the>c9kñz the wrong property description so that my clients, when they bought the property some years later, had no notice of the notice of special restrictions reducing the property building count from three units to two.ap3y since ouruaüearing we discovered pg&e documents cl
to reduce this from( rv three units down to two units. and a notice of special restrictions were recorded but recorded against the>c9kñz the wrong property description so that my clients, when they bought the property some years later, had no notice of the notice of special restrictions reducing the property building count from three units to two.ap3y since ouruaüearing we discovered pg&e documents clearly showing that after that notice of special restriction wasoa recorded and after the building permit wasés%( issued reducing it from three k,8ñ units to two units pg&e was issued permits to install four electrical meters on the property, three gas meters on the property and we alsoy:::wx have uncovered, from the department of building inspection records,? .b its own certificate ofm?g completion and occupancya nzl in 1980 -- excuse me, in 1999, years following the previous@$jpd owner's building permit reducing it from three units to two. i'd like to show you this, if i could. this:jp$e÷ document clearly says the certif
these 27 units, brings 27 new families that will add vitality to the neighborhood. i think that is a very valuable improvement and we have been done the road about the church and how expensive it would be to try to retrofit it. it doesn't economically seem to make a lot of sense. and this is a private project, too. this is not a city-owned project. this is not a project being done by an affordable non-profit. this is a private project and there is -- they are responsible to be receptive to the neighborhood and build something that is appropriate to the neighborhood and is supported by the neighborhood. and protected light and air and other things, but they should have the ability to put the type of project that they wish to put there, and have that ability as along as it's not deleterious to the neighborhood. >> commissioner borden? >> this project has certainly come aways. it's ridiculous in my personal view that there weren't these kind of conversations before. at this point i don't think that we're ready to take up this project. i think that there is a lot of work to be done. the a
that -- we used to say 60,000 illegal or unauthorized units in thant of those that exist. people live in them. what does that mean? probably, they were built without a permit, or the use of them is a not-permitted use. it does not necessarily mean that work done to add a room down in a basement behind de garage was done without a permit, but the actual use of the finished space might be a non-authorized users, non- permitted use. >> you might have -- >> you could have a room downstairs. you could have a sink in the room as a family room with a wet bar, maybe. the city starts getting funny about that kind of thing. it sounds like an illegal unit already. it is not always a bad thing. i would not say that in many instances, legalizing -- "legal" is a strong term. in our business and sales business, we try to avoid that term. it has many implications. to say something illegal is -- to say something is legal or illegal has a lot of implications. we cannot really say. we can say it does permit it or not permit it. what is or is not authorized is a different statement. we have to be mindful. one th
of smoking in residential rental units. >> this item is sponsored by me. this is the smoke free housing disclosure policy. it's a common sense measure for maximum notification of smoke free units in our multi unit buildings. so, colleagues, i'm asking for your support. i think this is important because it's bringing together not only tenant organizations but also the landlord organizations, the san francisco apartment association, with the mission sro collaborative which was the major impetus with other tenant organizations in supporting this to create stronger public health policies and to limit second hand smoke in multi unit buildings. the hazards as we said before of second hand smoke is well documented. there's no safe exposure level, it's cancer-causing, it's toxic, it leads to thousands and thousands of deaths each year and by limiting access to second hand smoke, it's protecting people's health. also, when people live in close proximity to units where there are smokers in apartment buildings or multi unit buildings, they are in danger of the smoke seeping into or kind of comin
. this is a project that has some of the cdlac-funded units and they felt that going through the inclusionary housing might be burdensome for them. we don't think it's burdensome and we don't think it was intended to apply to projects that you already approved and therefore, we're recommending that you do a grandfathering for those projects. so that this ordinance and the change of procedures would only apply to those projects that are approved after the effective date of the ordinance. so i think that is appropriate grandfather and that way projects that are subject to this would know at time of approval that they are subject to it and that would be explicit. instead of right now there is some concern that it might retroactively apply to the projects that you have already approved. so those are the three changes to the resolution that staff would recommend. and we are here if you have any questions. >> thank you. is there any public comment on this item? >> you might benefit from this. also i forget the mayor's office of housing has a few changes to the ordinance since it was introduced that i
-foot duplex penthouse that will still be ten rate-stabilized units below this pent house, but at live in four instances of those rent-stabilized units, according to the planning department notes if you read them, will be reduced southerly. substantially. in addition, the 5th floor, which is going to be added, which creates the elevation and as my neighbor says that 5th floor will have a 14.5' ceiling. that terrace on top that is basically going to support this penthouse is going to go out 9' into the existing yard. there is a tall foot yard and this terrace on the top floor will go out 9' over the existing yards and there will be 3' left, but that existing terrace at 9' will completely obscure the views of all the rent-stabilized units below it. finally the reference was made to the solar panels. there are now -- >> sir your three minutes are up. thank you. thank you very much. thank you very much. any additional public comment? public comment portion is closed. commissioner antonini? >> thank you. well, it's an interesting project. and i do want to compliment -- i think the architect is
to keep the family unit intact. although the victim won't be deported, she is concerned about the father of the children being deported. that has a chilling effect. that is a consideration that we as a community have to take. >> i will chime in on behalf of the domestic violence community; it has been a high priority for us to change the role of california and other states, operating with secure communities for many reasons; one of the major ones is the chilling effect on victims come forward, concern for their own safety or the deportation of the father of the children or their partner. we work with angela chan and the statewide organization against domestic violence; angela did a webinar, a top priority. we will support tom -- introduced on monday to strengthen california's response to this. we are living in san francisco where things are not quite as bad. you can speak to anyone no matter where they are on the continuum of immigration reform about the chilling effect of domestic violence survivors and families, and why the federal initiative is dangerous. >> that is n
as in keeping with the neighborhood character of tall multi-unit buildings." what about the neighborhood character that isn't next door to the building? what about the neighborhood character of people like us on jackson street on which there are multiple buildings that face this view? we're all affected by this one owner, one singular addition for one families. we're not talking about adding more space for families, but a penthouse for some owner who will block the view and dress decrease the value for all of us in the neighborhood. this is part of the character of the city. you can't encroach by building more and more higher and higher buildings. there was supposed to be a pre-application meeting. nothing. i went away for thanksgiving. i came back there was no notice. a neighbor sent me a xerox saying did you know there was a meeting about what was happening? i had no idea. there wasn't a meeting to discuss it and we were barely notified that, in fact, they were doing it. for these reasons i ask the planning commission to please put a stop to the project or at least to stop it right
the previous@$jpd owner's building permit reducing it from three units to two. i'd like to show you this, if i could. this:jp$e÷ document clearly says the certificate of final completion of occupancy dwelling unit three. you can see right<::zw÷ here. because of these new facts -- >> vice president fung: can we see that again please. >> yes, sirct three dwelling units. >> vice president fung: i'm looking for the date. september >> 1999. >> vice president fung: okay. >> because of this, because of these new items of evidence we think a rehearing isá%($ñ necessary so this matter may be fully1ojp$át adjudicated and the truth arrived at to determine this matter more accurately. extraordinary circumstances exist because tenants are going to lose theirc residence if we don't have a rehearing on this matter. thank you very!09k&2 much. >> vice president fung: onenwk,,aq additional question. on your brief, the way the pagination occurred, i'ms assuming that on page 6, the fourth electrical meter was cjéÑe 1f that correct?
. with 60 years of history where the united states has provided a stabilizing role toward economic development, and the fact that most of international trade floats, as the apple noted, is a key part of that. and with a strong interest, not just the asia-pacific region by the international community does. so as we continue to sustain and enhance our presence through a stabilizing function and fun at the end of the day when you have the capacity as a u.s. military to have policy as well. that's a global capability. but that means that they respected the choices that are made by other powers we want to sustain a presence in the asia-pacific. same to is the middle east. as you look at these different areas i think that there are terrific opportunist who engage with china on each of them. and to fundamentally ask the question and try to answer the question secretary clinton and state counselors have been engaging for some time, and that is can we get a better answer than we have had in the past two how a new rise in power comes to the international system. and can we do so without runn
Search Results 0 to 49 of about 5,928 (some duplicates have been removed)

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